65 Woodford Road, Newham, London, E7 0DJ

65 Woodford Road is a one-bedroom detached house in Newham, London, London (E7 0DJ). It has a recorded floor area of 9 m² (around 97 sq ft), construction records dating it to 1900-1929 and council tax band A. At 9 m² this is the smallest unit on EPC record across the building (9–126 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (42 versus a best of 74). Other recorded features include notable views. The latest certificate (July 2019) shows an E (score 42), well below the UK norm with real room to improve. When first surveyed in January 2015 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on to be used only when there is no heating/hot.

Held since July 1997 — that's 29 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 9 m² it sits well below the postcode median (54 m² across 15 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£454/sq ft) was about 66.6% above the typical sold price in the postcode.